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Detached house in Medronhal, Conceição
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Grade Avillamid-range

Detached house in Medronhal, Conceição

Faro · Eastern Algarve ·

€655,000

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

11.7%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €88,841/yr
Average Daily Rate: €361
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 14.0 years
5-yr Capital Value: €759,325
10-yr Capital Value: €880,265
Brixfox Score: 80.7 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€758,615

+15.8% over asking

Asking price€655,000
IMT — Property transfer tax (investment schedule)€39,300
IS — Stamp duty (0.8%)€5,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,825
Total acquisition costs€55,615
Renovation (est. €55/m² × 190 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,450
(€5,700–€15,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€758,615

Gross yield (asking price)

13.6%

True gross yield (all-in)

11.7%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 3
Building: 190 m²
Land: 5257 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofchimneycircular window detail

Score Breakdown

ROI
23.28
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.79
Payback Speed
5
STR Suitability
4

Description

Typical traditional-style house with 4 bedrooms near Faro (Algarve). IP Residences offers you more than just a calm and peaceful retreat. This sunny property is located between Santa Bárbara de Nexe and the city of Faro, approximately 10-15 minutes from various services, leisure and cultural areas, as well as the main

Location

📍 37.0799°N, 7.9374°W

· Faro, Algarve, Portugal

View this property on IP Residences - Isabel MM Pinto →Listed via Idealista.pt
4-bedroom freehold villa in Faro — photo 1 of 5
IP Residences - Isabel MM Pinto
4-bedroom freehold villa in Faro — photo 2 of 5
4-bedroom freehold villa in Faro — photo 3 of 5
4-bedroom freehold villa in Faro — photo 4 of 5
4-bedroom freehold villa in Faro — photo 5 of 5

Detached house in Medronhal, Conceição

Faro · Eastern Algarve · Ref BF-11673 Source verified · IP Residences - Isabel MM Pinto · listed 3 Jun 2026
Asking price · Freehold
$711,957
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
190 m²
Land
5257 m²
True net yield
7.1%
≈ $7,930/mo net after costs & tax
5-yr total return (net + appreciation)
12.3% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 81 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Faro

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2007
Energy: C
Condition: good

Description

Typical traditional-style house with 4 bedrooms near Faro (Algarve). IP Residences offers you more than just a calm and peaceful retreat. This sunny property is located between Santa Bárbara de Nexe and the city of Faro, approximately 10-15 minutes from various services, leisure and cultural areas, as well as the main

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$508/night
50% ($234)Brixfox estimate($508/night)200% ($935)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Indicative
Yearly income
$60,586
Likely range $36,352 – $84,821
Airbnb data$508/night · 68% occupancy
Rental income
$508/night · 68% occ.
$116,512
Running costs (20%)
Utilities, cleaning, maintenance
-$23,302
Income tax (10%)
Indonesian rental income tax
-$32,623
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$60,586

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.1%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
11.8%
10.5%
Fully-managed
8.4%
7.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

14.4%

Annual Revenue

$116,512

Income Tax / yr

$10,195

Payback

14 yrs

True All-In Cost
Asking price$711,957
IMT — transfer tax (non-resident 7.5%)$53,397
Stamp duty (0.8%)$5,696
Notary + registry$2,174
Legal$8,758
Furnishing + STR launch$27,174
All-in cost$809,154

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $655K
Capital appreciation
Property value growing at +4%/yr based on Faro market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$797K
+22%
Rental Income
+$296K
Total Position
$1.1M
+67%
10.8%/yr
Year 10
Capital Value
$970K
+48%
Rental Income
+$639K
Total Position
$1.6M
+146%
9.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.5M
Total Position
$2.9M
+348%
7.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.7M
Total Position
$4.8M
+629%
6.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$467 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
5257 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $467 — positioned in the top tier
Generous 5257 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
8.7%
$5,178/mo
58% occ.
10.5%
$6,259/mo
68% occ.
12.4%
$7,341/mo
current
78% occ.
14.2%
$8,422/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.